You could simply say you found someone who was a better fit for your property.

Would it violate any tenant rights or state laws to simply offer the tenant a renewal contract as the new owner or a notice to vacate knowing it legally has no claws and teeth?

What happens is your "Free" search simply takes you to a pay search page. 

Many of my properties in Wilmington are simply old and have not level floors.

Also a frustrated  because her lack of communication could have done damage to my investment.

that's a lot of bread to get the leads.. so you need tons of seed capital.those that have little to no marketing money to start .. pretty tough unless you bag a deal right out of the gate to keep you going.its the same for real estate agents getting started in that industry.. when  I had my shops and interviewed new licensed agents it was something we talked about.. you need ONE years of living expenses in the bank to even think about starting in this business.. same with wholesaling.. to try to do it with no money while it can be done .. flame out is virtually assured because of lack of capital in your small business. 

I'm not flipper in that market and it also depends greatly on the property so I can't say for sure where you should be aiming, but if you're simply looking for inventory at a great price, find a reputable wholesaler in that area and see if they have any deals. 

Your post lacks focus though.  

In order to have personal access to and use of that currently tax-sheltered retirement plan you must take a taxable distribution.A self-directed IRA is simply a means to diversify retirement savings and have broader investment choices. 

If the sale of the was recorded in the county records, your grandfather/estate would have NO rights to the property “as the previous owner”.....it simply doesn’t work that way.